Dharruk
At 2,979 residents per square kilometre, Dharruk packs 2,806 people into just 0.94 km2, and 97.4% of dwellings are standalone houses, making this one of Western Sydney's most densely settled yet house-dominant suburbs. Overseas-born residents account for 39.5% of the population, which is 17.9 percentage points above the national figure, reflecting deep migration links across South Asian, Pacific Islander and Arabic-speaking communities. The household income sits at the 45.1st percentile nationally, below the median, yet the median house price reached $900,000 in 2025, up 7.5% from $837,500 in 2024, creating real affordability tension for prospective buyers in the mortgage-belt postcode 2770.
Population
2,806
Median Age
35.0
Household IncomeiMedian weekly household income (ABS Census)
$1,467/wk
DAs (12 months)iDevelopment Applications lodged in the past year
12
Median House
$880K
2024-2025 (PSI derived)
The median house price in Dharruk hit $900,000 in 2025, a 7.5% rise from $837,500 in 2024, tracking above Western Sydney inflation broadly. Despite that gain, the mortgage-to-income ratio sits at 27.3%, below the 30% stress threshold, because average household size of 3.0 people spread across pooled incomes helps service debt. Monthly mortgage repayments average $1,733. The stock is almost exclusively detached houses at 97.4%, meaning buyers face limited unit or semi-detached alternatives. Three-bedroom homes dominate at 68.4% of dwellings, with 4-plus bedroom homes at 26.5%, catering to the suburb's large average household. Outright owners at 29.7% and mortgagees at 37.5% together account for 67% of residents, compared to a renter share of 32.8%.
For Buyers
The median house price in Dharruk hit $900,000 in 2025, a 7.5% rise from $837,500 in 2024, tracking above Western Sydney inflation broadly. Despite that gain, the mortgage-to-income ratio sits at 27.3%, below the 30% stress threshold, because average household size of 3.0 people spread across pooled incomes helps service debt. Monthly mortgage repayments average $1,733. The stock is almost exclusively detached houses at 97.4%, meaning buyers face limited unit or semi-detached alternatives. Three-bedroom homes dominate at 68.4% of dwellings, with 4-plus bedroom homes at 26.5%, catering to the suburb's large average household. Outright owners at 29.7% and mortgagees at 37.5% together account for 67% of residents, compared to a renter share of 32.8%.
For Investors
Dharruk's 32.8% renter share provides a meaningful tenant pool, and weekly rent of $350 is accessible relative to suburban Sydney norms, though the $900,000 median implies a gross yield around 2.0%, modest but ahead of many premium inner-ring markets. The vacancy rate of 3.8% sits slightly above the typical 2-3% healthy range, suggesting limited oversupply pressure rather than acute stress. Development activity recorded 11 applications in the past 12 months, with multiple secondary dwelling and granny flat applications visible in recent lodgements, signalling that landowners are exploring dual-occupancy uplift within the existing detached-house fabric. An unemployment rate of 10.1%, higher than the national average, points to tenant income fragility as a risk factor investors should weight carefully.
Development Activity
Total DAs
78
Last 12 Months
12
YoY ChangeiYear-over-year change in DA lodgements
0.0%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Dharruk iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Dawson Public School
P-6 · 293 students
Demographics
The median age of 35 is 5 years below the national figure, pointing to a younger, family-forming population compared to the national average. Overseas-born residents reach 39.5%, which is 17.9 percentage points above national, making migration a defining feature of the suburb. Ancestry is led by English (552) alongside a significant Pacific Islander presence, with Samoan ancestry at 136 residents. Arabic is the top non-English language with 116 speakers, followed by Hindi and Samoan at 40 each. Christianity is the dominant religion at 1,435 residents, with Islam at 377 and Hinduism at 98. University qualifications at 22.6% run 7.5 percentage points below the national figure, consistent with a blue-collar workforce orientation. Average household size of 3.0 is 0.5 above the national average, reflecting the prevalence of couple families with children.
Age Distribution
Bedrooms
Dwelling Structure
97.4%
Houses
1.3%
Townhouse
1.4%
Apartment
Tenure
Dharruk's tenure split breaks down as 29.7% owning outright, 37.5% under mortgage and 32.8% renting, a profile more mortgage-heavy than renter-heavy compared to nearby higher-density suburbs. The stock is overwhelmingly 3-bedroom detached houses at 68.4%, with 4-plus bedroom homes at 26.5%, together accounting for 95% of dwellings. Apartments are negligible at 1.4% and semi-detached at 1.3%, so the suburb has minimal unit supply. The median house price grew from $837,500 in 2024 to $900,000 in 2025, an 7.5% annual gain, with the 2025 reading also the peak. Rent-to-income at 23.9% stays below the 30% stress line. A vacancy rate of 3.8% indicates most rental stock is occupied, supporting stable rental income for landlords holding in this postcode.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$1,733
Rent / wk
$350
HH Size
3.0
Personal Income / wk
$556
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
3.8%
Unoccupied
34
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
23.9%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
27.3%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
16.8%
Couples, no children
2,363
Total families
Economy & Employment
Healthcare is the dominant employing industry at 19.6% of workers (87 residents), well above most comparable Western Sydney suburbs, followed by Construction at 9.4% and Manufacturing and Education each at 9.2%. Transport employs 9.0%, consistent with the suburb's high car-dependency of 85.5% commuting by car. By occupation, Machinery and Drivers leads at 179 workers and Labourers at 132, reflecting a blue-collar tilt that differs from the national occupation profile. The unemployment rate of 10.1% is notably higher than the national average, and the participation rate of 38.7% is low, with 1,005 residents not in the labour force. Weekly household income of $1,467 sits at the 45.1st percentile nationally, below the median, which shapes affordability dynamics for the suburb's growing owner-occupier and renter cohort.
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
66.6%
Part-time
23.3%
Participation
38.7%
Employed
748
Occupations
Top Industries
University
22.6%
Postgraduate
5.4%
Born Overseas
39.5%
Dwellings
868
Transport to Work
Car dependency is very high at 85.5% of residents commuting by car, well above the national average, while only 4.3% use public transport and 0.9% walk or cycle. Crime statistics are not available in the data for Dharruk, limiting direct safety comparisons. A need-for-assistance rate of 9.3% (240 residents) is notable, suggesting a higher share of residents with disability or chronic health conditions than many comparable NSW suburbs. Volunteering sits at 8.0%, below the national average, which may reflect time pressures on working families. No schools are recorded within the suburb boundary in this dataset. Housing stress indicators are favourable: rent-to-income at 23.9% and mortgage-to-income at 27.3% both remain below the 30% stress threshold, offering relative financial comfort to residents compared to higher-cost Sydney suburbs.
Drive
85.5%
Public Transport
4.3%
Walk / Cycle
0.9%
Work from Home
N/A
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Dharruk compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Dharruk a good suburb to live in?
Dharruk suits families who prioritise detached houses in postcode 2770 at a price below the broader Sydney median. The median house price reached $900,000 in 2025, household income sits at the 45.1st percentile nationally, and housing stress indicators (mortgage-to-income 27.3%, rent-to-income 23.9%) both stay below the 30% stress threshold. Car dependency is high at 85.5%, so access to a vehicle is near-essential.
What is the median house price in Dharruk?
The median house price is $900,000 as of 2025, up 7.5% from $837,500 in 2024. Weekly rent averages $350 and monthly mortgage repayments average $1,733, giving a mortgage-to-income ratio of 27.3%, below the 30% stress benchmark.
What schools are in Dharruk?
No schools are recorded inside the Dharruk suburb boundary in this dataset. The suburb sits within postcode 2770, which includes Mount Druitt and surrounding areas where multiple public and Catholic schools operate nearby. University qualifications among residents stand at 22.6%, which is 7.5 points below the national figure.
Is Dharruk safe?
Detailed crime statistics for Dharruk are not available in this dataset, so a direct rate comparison cannot be made. Indirectly, the need-for-assistance rate of 9.3% (240 residents) and an unemployment rate of 10.1%, higher than the national average, are contextual factors to consider. SEIFA advantage data is not available for this suburb.
Is Dharruk good for property investment?
Weekly rent of $350 against a $900,000 median gives a gross yield around 2.0%, modest but higher than many inner-Sydney markets on a relative basis. The 32.8% renter share provides a steady tenant base and the vacancy rate of 3.8% is manageable. The 7.5% price growth in 2024-2025 is a positive signal, though the 10.1% unemployment rate warrants caution on tenant income stability.
How is Dharruk's population changing?
Dharruk's 2,806 residents live in a compact 0.94 km2 at a density of 2,979 per km2, leaving limited room for further greenfield growth. The turnover rate of 17.4% indicates some mobility, while 82.6% of residents stayed over the measured period, pointing to a stable community. Secondary dwelling applications in recent development data suggest gradual infill densification is underway.
What languages are spoken in Dharruk?
About 39.5% of Dharruk residents were born overseas, which is 17.9 percentage points above the national figure. Arabic is the most common non-English language with 116 speakers, followed by Hindi and Samoan at 40 each and Urdu at 37. Christianity is the dominant religion at 1,435 residents, with Islam at 377.
How to read these comparisons
Phrases like "above the national average" reference the unweighted median across Australian suburbs with more than 1,000 residents, not population-weighted national figures. Suburb-level medians are more useful for ranking suburbs against each other; ABS census headlines are population-weighted (so dominated by Sydney and Melbourne) and can read very differently.
Current baseline (refreshed 2026-05-10): median age 40, university-educated 30.1%, born overseas 21.6%, average household size 2.5 people.
Data sources: ABS 2021 Census (demographics, income, tenure), state Valuer-General (house prices), Department of Jobs SALM (unemployment), ACARA (school ICSEA), state Crime Statistics agencies (offences), council DA portals (development applications). Population forecasts use a Hamilton-Perry cohort model calibrated to ABS ERP.
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